ᐅ Floor plan design of an urban villa with 140–145 sqm living space on a 1200 sqm plot
Created on: 28 Nov 2025 07:55
D
Der-Dachs
Hello dear forum members, after being a silent reader for a long time, I would like to introduce myself and share our floor plan. It is currently in the planning stage and almost finalized. I have completed the questionnaire to the best of my knowledge and belief.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
M
MachsSelbst2 Dec 2025 09:35With all due respect... Relatives have a 1,600m² (17,222 sq ft) garden, and there’s nothing coming from it that would require a separate pantry for storage.
You’re fooling yourselves; the few jars of preserves you get from your garden can be stored in a kitchen cabinet and consumed before winter arrives. You would have to create “fields” around the house to get any significant harvest to last through a harsh winter.
I also see the problem with virtually no wardrobe space in the hallway—you basically have no room for that. The half a meter (20 inches) under the stairs is not enough...
I am generally skeptical about guest rooms; more often than not, they end up as expensive storage spaces for clutter that would have been better given away or thrown out in the first place. It’s better to take part of the guest room and install a wardrobe there, whether as a niche or another solution.
And unlike the advice you’ve heard elsewhere to borrow an extra 10,000 EUR (about $11,000) from grandma—yes, please do that. But keep that money as a reserve and don’t spend it on additional features.
I don’t know anyone who built a house without it costing at least 10% more than planned. For you, that would be nearly 40,000 EUR (about $44,000) set aside as a reserve for things you didn’t think about, nobody told you, or no one could have known before.
A soil survey is nice and all. But once the excavator starts and encounters a big boulder—or whatever else—just leave it at that and build according to your fixed budget. If there’s leftover money in the end (which probably won’t happen), spend it on landscaping, a better kitchen, a larger refrigerator, or a PS5 Pro 😉
You’re fooling yourselves; the few jars of preserves you get from your garden can be stored in a kitchen cabinet and consumed before winter arrives. You would have to create “fields” around the house to get any significant harvest to last through a harsh winter.
I also see the problem with virtually no wardrobe space in the hallway—you basically have no room for that. The half a meter (20 inches) under the stairs is not enough...
I am generally skeptical about guest rooms; more often than not, they end up as expensive storage spaces for clutter that would have been better given away or thrown out in the first place. It’s better to take part of the guest room and install a wardrobe there, whether as a niche or another solution.
And unlike the advice you’ve heard elsewhere to borrow an extra 10,000 EUR (about $11,000) from grandma—yes, please do that. But keep that money as a reserve and don’t spend it on additional features.
I don’t know anyone who built a house without it costing at least 10% more than planned. For you, that would be nearly 40,000 EUR (about $44,000) set aside as a reserve for things you didn’t think about, nobody told you, or no one could have known before.
A soil survey is nice and all. But once the excavator starts and encounters a big boulder—or whatever else—just leave it at that and build according to your fixed budget. If there’s leftover money in the end (which probably won’t happen), spend it on landscaping, a better kitchen, a larger refrigerator, or a PS5 Pro 😉
I mentioned the garden for growing food as a question to find out how many canning jars and similar items might actually be needed. In fact, people often seriously underestimate the amount of work involved in maintaining a proper vegetable garden. Of course, it’s doable, but besides taking care of the children and the dog, just the basic upkeep easily takes half a workday. I personally have 1000sqm (about 0.25 acres), several fruit trees, and plant a few things. However, there really isn’t that much to preserve. It doesn’t save money either. It’s truly a full hobby.
By the way, it’s not really about creating a huge entrance area. I just keep emphasizing that the dirty zone will be right at the bottom of the stairs and in front of the guest bathroom, without any space to dress or undress. Instead, you constantly have to walk through this area. If I could, I would definitely have planned it differently. Of course, this has far-reaching effects on the floor plan, but unfortunately, that is untouchable.
By the way, it’s not really about creating a huge entrance area. I just keep emphasizing that the dirty zone will be right at the bottom of the stairs and in front of the guest bathroom, without any space to dress or undress. Instead, you constantly have to walk through this area. If I could, I would definitely have planned it differently. Of course, this has far-reaching effects on the floor plan, but unfortunately, that is untouchable.
M
MachsSelbst2 Dec 2025 13:23Actually, it would be quite simple. Paint the pantry, move the guest room upstairs, and use the freed-up space downstairs for a hallway with a wardrobe; then the guest room door wouldn’t open from the right but from the bottom.
Or completely eliminate the pantry and guest room, install a large wardrobe—almost like a dressing area—next to the stairs on the left, and enlarge the kitchen into that corner. In that case, also consider a kitchen island with a breakfast bar, which could fit well there.
In any case, I would separate the kitchen and dining area somehow. When cooking or washing dishes, I don’t want anyone staring at my backside.
I keep saying this firmly: You don’t need a pantry. We have “only” four tall drawers, 60cm (24 inches) wide, packed with food, canned goods, pasta, flour... things expire all the time because you simply can’t eat that much. And why stockpile? Supermarkets are open 300 days a year, and if necessary, you can quickly go to a convenience store… If you have a 10,000m² (2.5 acres) orchard, okay. But not for a single-family house with 300m² (3,230 square feet) of usable garden area.
Or completely eliminate the pantry and guest room, install a large wardrobe—almost like a dressing area—next to the stairs on the left, and enlarge the kitchen into that corner. In that case, also consider a kitchen island with a breakfast bar, which could fit well there.
In any case, I would separate the kitchen and dining area somehow. When cooking or washing dishes, I don’t want anyone staring at my backside.
I keep saying this firmly: You don’t need a pantry. We have “only” four tall drawers, 60cm (24 inches) wide, packed with food, canned goods, pasta, flour... things expire all the time because you simply can’t eat that much. And why stockpile? Supermarkets are open 300 days a year, and if necessary, you can quickly go to a convenience store… If you have a 10,000m² (2.5 acres) orchard, okay. But not for a single-family house with 300m² (3,230 square feet) of usable garden area.
Der-Dachs schrieb:
Wet and dirty items can be stored directly in the guest bathroom, for example in the shower. Oh dear, if you already know that, then you design it out. Do you realize how frustrating that is? We’ve had a dog for two years now, which was never planned. And now my husband hangs his wet jackets and the dog’s in the shower as well. As someone who likes to keep things tidy, that is a real challenge for me. If I knew this beforehand, I would take action and plan everything so that situations like this remain exceptional.
Der-Dachs schrieb:
You criticize the pantry, saying it’s not functional, but you don’t offer any suggestions on how to improve it. … because any change would affect other rooms as well.
This subforum contains many discussions about floor plans (which, by the way, anyone involved can read through). Every pantry discussion includes reasons and arguments. Each of these threads deals with the same situation, with similar wishes and concerns.
House designs are shared here for critique so that weaknesses can be identified. And yes: those weaknesses should be addressed by the people who are paid for it. Professionals. Not you or me, nor the critic.
Der-Dachs schrieb:
I know the floor plan isn’t perfect. It was created according to our wishes and ideas. And honestly: it doesn’t seem like you want to change anything. You admit it’s not perfect but justify every weakness. That means you intend to stay where you are. You don’t want to move forward or take a different path. Standing still can also be a form of resignation. Unfortunately, we can’t help with that.
Topic: Utility garden / storage:
If you pursue it as a hobby alongside other things, half an upper cabinet is enough. Maybe enthusiasts need a whole one, but you don’t need meter-long shelves. Many things are also given away as gifts. Fruit and vegetables are difficult to store in a warm house anyway. And yes, a freezer or a second fridge is necessary in addition to canning, because finding the time for preserving food is a challenge, and canning isn’t the only or the best method for conserving fruit and vegetables. On the contrary: we now know that freezing is much gentler.
For larger-scale use of the garden and its produce, it becomes a full-time job.
And it requires a bigger kitchen. Apart from making a few kilos of jam now and then, I don’t see much potential for producing larger quantities.
Der-Dachs schrieb:
I know the floor plan isn’t ideal. It was created based on our wishes and ideas. Hmm... if it's not ideal for you now, even though it exactly reflects your wishes... try to find the problem...
Whether you want to install a freezer or not, such an appliance or similar piece of furniture is not generally out of place in a room like that. So it should at least be possible, maybe later or never, or just for storing jars of jam, but ultimately it should be a room that can be used comfortably if it doesn’t negatively affect the living spaces.
By the way, I would recommend at least 60cm (24 inches) depth for the storage area. Our utility room isn’t large either, but luckily we have 80cm (32 inches) depth, which allows double the storage space compared to 2 x 40cm (16 inches). You just need to keep it organized or store things logically, which should be the case anyway.
This whole thing seems to be a bit stuck right now.
@Der-Dachs maybe you can bring some new momentum by sharing what you want to change or where you would be willing to consider the participants’ ideas or at least engage seriously with them.
D
Der-Dachs2 Dec 2025 19:47Joedreck schrieb:
So, the wet and dirty clothes are taken off in the shower. After the walk (possibly soon with four people plus a dog) one after another, with a stroller or buggy... That doesn’t work.
Regarding the pantry: I read that you do your own canning. Then a question arises whether you also plan to grow a significant amount on the large property. Because then it might make sense to create a different storage option for food – possibly outside the expensive living area. I agree with you about the stroller; we did not consider that in the planning. It would be difficult to find space for it, and with the current layout, it might have to be placed in the guest/office room.
As for the wet clothes, which don’t happen very often at the moment, we handle it the same way now: they go into the shower of the guest bathroom. We are completely satisfied with that solution. I fully agree with @wiltshire that finding a good hallway solution is not easy when space is limited. You just need to rely on frequent cleaning and maintain a basic level of order.
Regarding the pantry, we won’t be farming the land ourselves to grow everything for canning. Even today, we buy the items ourselves to preserve. All in small quantities, because there isn’t enough storage space available, so those items are usually used up by the end of the year.
kbt09 schrieb:
And something called a “pantry” I would always also plan for a freezer or even a refrigerator. I see this a bit differently; there isn’t always room for everything. An additional freezer wasn’t planned and therefore no space was allocated for it. I remember the pantry from my grandparents’ house, where all kinds of things were preserved without needing to be stored in the fridge or freezer. If you have space for additional major appliances, that’s great and I would consider that as well.
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